PUBLIC HEARING

Heritage Revitalization Agreement Bylaw

No. 7710, 2015 & Heritage Designation Bylaw No. 7711, 2015

(223 Queens Avenue)

To be considered at the Monday, April 27, 2015 Public Hearing – 6:00 pm in the City Hall Council Chambers

*Please note: For convenience, the contents of this package contains information relative to the Public Hearing. If you have any questions, please

inquire with Development Services staff, or contact 604 527 4532.

Public Hearing Information for

223 QUEENS AVENUE

Reports to Council Report Author Meeting/Document/Date Public Hearing Date #

Clerks Minute Extracts – Dates (Various)

April 27, 2015 R-1

Development Services

CW Report, March 30, 2015 April 27, 2015 R-2

Development Services

CW Report, October 20, 2014 April 27, 2015 R-3

Written Submissions Name Correspondence Date Date Received In Support/Opposed /

Concerns #

Legend: APC = Advisory Planning Commission CW = Committee of the Whole NWDP = New Westminster Design Panel OH = Open House PH = Public Hearing RM = Regular Meeting

Doc # 673826 Page 2 Last updated: April 9, 2015

PUBLIC HEARING 6:00pm on Monday, April 27, 2015

in Council Chamber City Hall, 511 Royal Avenue, New Westminster

Heritage Revitalization Agreement Bylaw 7710, 2015 and

Heritage Designation Bylaw 7711, 2015 223 Queen’s Avenue

PROJECT DESCRIPTION: A Heritage Revitalization Agreement application has been submitted for 223 Queen’s Avenue (outlined in bold on the map) to allow the subdivision of the property into two new lots, 223 Queen’s Avenue and one facing Gifford Place, and construction of a new building on the new lot. In addition, a Heritage Designation Bylaw would also be placed on title of 223 Queen’s Avenue.

WHAT IS THIS HRA APPLICATION ABOUT? The Heritage Revitalization Agreement (HRA) would subdivide the property into two lots, both of which would be zoned Single Detached Dwelling District (RS-1)/Heritage Revitalization Agreement. The 223 Queen’s Avenue property would have a floor space ratio of 0.64 and the Gifford Place property would have a floor space ratio of 0.65. The rezoning is required as the proposal exceeds the permitted residential floor space ratio, lot size, site coverage (new lot), front yard setbacks, height (existing house) and is requesting a relaxation of off-street parking. In exchange, the HRA would require the continued maintenance and restoration of the historic building and both properties would receive long term legal protection. HOW DO I GET MORE INFORMATION? The bylaw and all pertinent material are available for viewing online at www.newwestcity.ca/publicnotices, and also in the Planning Department at City Hall 10 business days prior to the Public Hearing, April 10, 2015 to April 27, 2015, Monday between 8:00am and 8:00pm, and Tuesday through Friday between 8:00am and 5:00pm, (except statutory holidays). HOW CAN I BE HEARD? The public is welcome to attend the Public Hearing on April 27, 2015 at 6:00pm, or send a written submission addressed to Mayor and Council prior to the closing of the Public Hearing.

Minute Extracts regarding 223 Queens Avenue:

March 30, 2015 - Regular (Draft)

a. Heritage Revitalization Agreement (223 Queens Avenue) Bylaw No. 7710, 2015 [ABylaw to enter into a Heritage Revitalization Agreement under Section 966 of the LocalGovernment Act]

TWO READINGS

MOVED and SECONDED THAT Heritage Revitalization Agreement Bylaw No. 7710, 2015 for 223 Queens Avenue be read a first time;

THAT Heritage Revitalization Agreement Bylaw No. 7710, 2015 for 223 Queens Avenue be read a second time; and,

THAT Heritage Revitalization Agreement Bylaw No. 7710, 2015 for 223 Queens Avenue be forwarded for a Public Hearing on April 27, 2015.

CARRIED. All members of Council present voted in favour of the motion.

b. Heritage Designation Bylaw (223 Queens Avenue) No. 7711, 2015 [A bylaw of theCorporation of the City of New Westminster to designate the principal building located at223 Queen’s Avenue as protected heritage property]

TWO READINGS

MOVED and SECONDED THAT Heritage Designation Bylaw No. 7711, 2015 for 223 Queens Avenue be read a first time;

THAT Heritage Designation Bylaw No. 7711, 2015 for 223 Queens Avenue be read a second time; and,

THAT Heritage Designation Bylaw No. 7711, 2015 for 223 Queens Avenue be forwarded for a Public Hearing on April 27, 2015.

CARRIED. All members of Council present voted in favour of the motion.

Minute Extracts regarding 223 Queens Avenue Page 1 Doc #674839

R-1

March 30, 2015 - Committee of the Whole (Draft) 7. 223 Queen's Ave Heritage Bylaws for First and Second Readings to Allow Subdivision and Construction of New Dwelling Council expressed concerns regarding increasing the density of the neighbourhood

without providing additional parking. In response to questions from Council regarding the parking requirements for the project,

Julie Schueck, Community and Heritage Planner, provided the following information:

• Existing utility pipes at the site would make the implementation of a driveway along Queens Avenue difficult;

• It was suggested that waiving the parking requirements could enhance the streetscape and the appearance of the project;

• The amended parking provided as part of the Heritage Designation and Heritage Revitalization Agreement Bylaws would total one parking space between the two houses; and,

• It was suggested that there is an acceptable balance between the revitalization of the heritage house and the parking relaxations.

MOVED and SECONDED THAT Council refer Heritage Designation Bylaw No. 7711, 2015 and Heritage

Revitalization Agreement Bylaw No. 7710, 2015 to rezone 223 Queen’s Avenue from Single Detached Dwelling District (RS-1) to Single Detached Dwelling District (RS-1)/Heritage Revitalization Agreement for consideration of First and Second Readings, and forward the Bylaws to Public Hearing on April 27, 2015.

CARRIED. All members of Council present voted in favour of the motion. December 3, 2014 - Community Heritage Commission 3.1 223 Queen’s Avenue – HRA Application Julie Schueck, Heritage & Community Planner, summarized the Committee of the Whole report dated October 20, 2014 regarding an application for a Heritage Revitalization Agreement and Heritage Designation Bylaw for 223 Queen's Avenue.

Minute Extracts regarding 223 Queens Avenue Page 2 Doc #674839

Rick Dixon, Resident, introduced himself as the property owner's son, noting that he was attending the meeting on behalf of his mother. Mr. Dixon provided a background of the property, and outlined further details as summarized in the report dated October 20, 2014. In response to questions from the Commission, Mr. Dixon advised that the proposed basement suite would be rented out to a caretaker to offset healthcare costs.

In response to questions from the Commission, Ms. Schueck noted the following

information:

• The applicant was required to complete a heritage conservation plan; • The City has not permitted the applicant to establish a driveway off Queen’s

Avenue, as it could negatively impact the heritage component of the house; and, • Discussions will be held with the Engineering department with respect to

enforcing additional patrols to regulate unpermitted vehicles parked in the Queen's Park neighbourhood.

The Commission expressed concern regarding the development exacerbating the parking

issue in the Queen’s Park neighbourhood.

MOVED and SECONDED THAT the application for a Heritage Revitalization Agreement and Heritage Designation

Bylaw for 223 Queen's Avenue be supported. CARRIED.

All members of the Committee present voted in favour of the motion. December 2, 2014 - Advisory Planning Commission 4.1 223 Queens Avenue HER00506

Julie Schueck, Heritage and Community Planner, summarized the report dated December 2, 2014 regarding an application that has been received to rezone the property at 223 Queen’s Avenue from Single Detached Dwelling Districts (RS-1) to Single Detached Dwelling Districts (RS-1)/Heritage Revitalization Agreement in order to allow the subdivision of the property into two properties. Ms. Schueck noted that the applicant would like to build a house on the new lot, increase the allowable density and site coverage on both lots, and reduce the off-street parking requirement for the historic house.

Minute Extracts regarding 223 Queens Avenue Page 3 Doc #674839

Ms. Schueck advised that notification was sent to the following:

• The surrounding neighbourhood within 100 metres (126 notices); • All Residents’ Associations; • The Board of School Trustees; • Superintendent of Schools; and • The New Westminster Heritage Preservation Society.

Sash Prasad, Resident, spoke in support of the application, noting that it would be economically beneficial to subdivide the lot.

Rick Dixon, Applicant, advised that the upper floor of the new house would be brought inward so that the whole property could be exposed to sunlight. In response to questions from the Commission, Ms. Schueck noted the following information:

• As per City guidelines, the applicant would not be permitted to establish a driveway off Queens Avenue;

• The Engineering department has requested that a right-of-way be established on the property off of Gifford Avenue to allow for a vehicular turnaround area; and,

• There would not be a basement suite established in the historic house at this time.

Discussion ensued, and the Commission expressed support for the proposed reduction in off-street parking requirements. MOVED and SECONDED THAT the e-mail dated November 29, 2014 from Ian Reilly and Tanya Garcia Re: 223 Queens Avenue be received for information.

CARRIED. All members of the Commission present voted in favour of the motion. MOVED and SECONDED THAT the application to rezone the property at 223 Queen's Avenue from Single Detached Dwelling Districts (RS-1) to Single Detached Dwelling Districts (RS-1)/Heritage Revitalization Agreement be supported.

CARRIED. All members of the Commission present voted in favour of the motion.

Minute Extracts regarding 223 Queens Avenue Page 4 Doc #674839

October 20, 2014 - Regular b. 223 Queen's Ave Heritage Revitalization Agreement & Heritage Designation -

Preliminary Report MOVED and SECONDED THAT Council direct staff to proceed with the application process outlined in this report.

CARRIED. All members of Council present voted in favour of the motion. October 20, 2014 – Committee of the Whole 5. 223 Queen's Ave Heritage Revitalization Agreement & Heritage Designation -

Preliminary Report

MOVED and SECONDED THAT Council direct staff to proceed with the application process outlined in this report.

CARRIED. All members of Council present voted in favour of the motion.

Minute Extracts regarding 223 Queens Avenue Page 5 Doc #674839

R-2

F J LYNCH RESIDENCE 223 QUEEN’S AVENUE, NEW WESTMINSTER, BC DESCRIPTION OF HISTORIC PLACE The F J Lynch Residence at 223 Queen’s Avenue, constructed in 1897, is a two storey wood frame house located in New Westminster’s historic Queen’s Park neighbourhood. The house is set close to the street on a relatively flat property with a large rear yard. HERITAGE VALUE The FJ Lynch Residence is valued for its historic, architectural and social significance. The F J Lynch Residence is valued for its association with two primary owners. The residence was primarily occupied by two families: the Fredrick Lynch family (1913 – 1945) and the Robert Dixon family (1965 – 2014) showing remarkable stability of ownership and dedication to community. It was continuously used as a single family residence and not divided into smaller suites as were many of the larger houses in Queens Park. The home is associated with early owner Frederick J Lynch (1877-1945) proprietor of the Beaver Cigar Factory at 418 Royal Avenue, his wife Mary Lavena Lynch (nee Bilodeau, 1882-1971) and their three children Francis, Frederick and Roy. Frederick Lynch, who played on and later managed the New Westminster “Salmonbellies” lacrosse team and served three terms as City Alderman, has been described as “one of the most popular and widely known men in BC” and highly regarded for “promoting the progress and advancement of New Westminster”.2

The residence was modified over the years to meet changing family needs. It exhibits two distinct architectural styles reflective of the construction era: a main storey built in 1897 in the Italianate style of the Victorian period and a second storey addition in 1914 in the more refined Edwardian style of architecture. The main floor features an inset partial wrap-around front verandah with panelled balustrades balanced by an inset bay window. The Edwardian-era second storey features cubic massing, hipped roof with wide overhangs and lapped wooden siding with cornerboards. The F J Lynch Residence provides an opportunity to view the functional elements of the house as they evolved to accommodate changing family needs for over a century. The transitional Victorian – Edwardian architectural style evident in the Lynch Residence is reflective of the changing preferences and styles in the early development of the Queen’s Park neighbourhood. Particularly with the second storey addition, the Lynch House is significant in its representation of the booming economy in the early 1900’s throughout Western Canada. CHARACTER-DEFINING ELEMENTS Key elements that define the heritage character of the F J Lynch House include: • Location in the 200 block of Queen’s Avenue near Queen’s, Sullivan and Tipperary

parks and set among houses of similar scale and vintage

• Residential form, scale and massing as expressed in its asymmetrical plan, two storey height and hipped roof with wide overhangs

• Narrow lapped cedar siding with cornerboards on the second storey

• Double hung wood sash windows, some with leaded or coloured glass and an offset bay window on the front facade

• Semi-octagonal projecting side wrap-around verandah with square columns

• Internal red-brick chimney with leaded glass side lights Interior Features: • 11’3” ceiling height on both the main and second storey

• Oak herringbone parquet flooring with a boarder of inlaid mahogany in a Grecian design on the main floor (rare, original to the house and well preserved)

• Board and batten wood wainscoting, lathe and plaster walls

• Staircase with built in seating at the base, wood trim and substantial newel posts

• Brass door knobs and brass light switch plates with pearlized push buttons

• Working boiler in basement (dated 1913) and radiators serving the main and second floors

Sources:

New Westminster Planning Department New Westminster Public Library New Westminster Museum and Archives

• • • •

• •

•

•

•

•

• • •

• •

• •

•

•

• •

•

•

•

•

•

•

R-3

Attachment A

Site Context Map

Attachment B

“Standards & Guidelines for the Conservation of Historic Places in Canada”

THE STANDARDS22

THE

STANDARDS

The Standards are not

presented in a hierarchical

order. All standards for

any given type of treatment

must be considered, and

applied where appropriate,

to any conservation project.

General Standards for Preservation, Rehabilitation

and Restoration

1. Conserve the heritage value of an historic place. Do not remove,

replace or substantially alter its intact or repairable character-

defining elements. Do not move a part of an historic place if its

current location is a character-defining element.

2. Conserve changes to an historic place that, over time, have become

character-defining elements in their own right.

3. Conserve heritage value by adopting an approach calling for

minimal intervention.

4. Recognize each historic place as a physical record of its time, place

and use. Do not create a false sense of historical development by

adding elements from other historic places or other properties, or

by combining features of the same property that never coexisted.

5. Find a use for an historic place that requires minimal or no change

to its character-defining elements.

6. Protect and, if necessary, stabilize an historic place until any

subsequent intervention is undertaken. Protect and preserve

archaeological resources in place. Where there is potential for

disturbing archaeological resources, take mitigation measures

to limit damage and loss of information.

7. Evaluate the existing condition of character-defining elements to

determine the appropriate intervention needed. Use the gentlest

means possible for any intervention. Respect heritage value when

undertaking an intervention.

8. Maintain character-defining elements on an ongoing basis. Repair

character-defining elements by reinforcing their materials using

recognized conservation methods. Replace in kind any extensively

deteriorated or missing parts of character-defining elements, where

there are surviving prototypes.

9. Make any intervention needed to preserve character-defining elements

physically and visually compatible with the historic place and

identifiable on close inspection. Document any intervention for

future reference.

STANDARDS AND GUIDELINES FOR THE CONSERVATION OF HISTORIC PLACES IN CANADA 23

Additional Standards Relating to Rehabilitation

10. Repair rather than replace character-defining elements. Where

character-defining elements are too severely deteriorated to repair,

and where sufficient physical evidence exists, replace them with

new elements that match the forms, materials and detailing of sound

versions of the same elements. Where there is insufficient physical

evidence, make the form, material and detailing of the new elements

compatible with the character of the historic place.

11. Conserve the heritage value and character-defining elements when

creating any new additions to an historic place or any related new

construction. Make the new work physically and visually compatible

with, subordinate to and distinguishable from the historic place.

12. Create any new additions or related new construction so that the

essential form and integrity of an historic place will not be impaired

if the new work is removed in the future.

Additional Standards Relating to Restoration

13. Repair rather than replace character-defining elements from the

restoration period. Where character-defining elements are too severely

deteriorated to repair and where sufficient physical evidence exists,

replace them with new elements that match the forms, materials and

detailing of sound versions of the same elements.

14. Replace missing features from the restoration period with new

features whose forms, materials and detailing are based on sufficient

physical, documentary and/or oral evidence.

Attachment C

Heritage Conservation Plan

F J LYNCH RESIDENCE 223 QUEEN’S AVENUE, NEW WESTMINSTER, BC DESCRIPTION OF HISTORIC PLACE The F J Lynch Residence at 223 Queen’s Avenue, constructed in 1897, is a two storey wood frame house located in New Westminster’s historic Queen’s Park neighbourhood. The house is set close to the street on a relatively flat property with a large rear yard. HERITAGE VALUE The FJ Lynch Residence is valued for its historic, architectural and social significance. The F J Lynch Residence is valued for its association with two primary owners. The residence was primarily occupied by two families: the Fredrick Lynch family (1913 – 1945) and the Robert Dixon family (1965 – 2014) showing remarkable stability of ownership and dedication to community. It was continuously used as a single family residence and not divided into smaller suites as were many of the larger houses in Queens Park. The home is associated with early owner Frederick J Lynch (1877-1945) proprietor of the Beaver Cigar Factory at 418 Royal Avenue, his wife Mary Lavena Lynch (nee Bilodeau, 1882-1971) and their three children Francis, Frederick and Roy. Frederick Lynch, who played on and later managed the New Westminster “Salmonbellies” lacrosse team and served three terms as City Alderman, has been described as “one of the most popular and widely known men in BC” and highly regarded for “promoting the progress and advancement of New Westminster”.2

The residence was modified over the years to meet changing family needs. It exhibits two distinct architectural styles reflective of the construction era: a main storey built in 1897 in the Italianate style of the Victorian period and a second storey addition in 1914 in the more refined Edwardian style of architecture. The main floor features an inset partial wrap-around front verandah with panelled balustrades balanced by an inset bay window. The Edwardian-era second storey features cubic massing, hipped roof with wide overhangs and lapped wooden siding with cornerboards. The F J Lynch Residence provides an opportunity to view the functional elements of the house as they evolved to accommodate changing family needs for over a century. The transitional Victorian – Edwardian architectural style evident in the Lynch Residence is reflective of the changing preferences and styles in the early development of the Queen’s Park neighbourhood. Particularly with the second storey addition, the Lynch House is significant in its representation of the booming economy in the early 1900’s throughout Western Canada. CHARACTER-DEFINING ELEMENTS Key elements that define the heritage character of the F J Lynch House include: • Location in the 200 block of Queen’s Avenue near Queen’s, Sullivan and Tipperary

parks and set among houses of similar scale and vintage

• Residential form, scale and massing as expressed in its asymmetrical plan, two storey height and hipped roof with wide overhangs

• Narrow lapped cedar siding with cornerboards on the second storey

• Double hung wood sash windows, some with leaded or coloured glass and an offset bay window on the front facade

• Semi-octagonal projecting side wrap-around verandah with square columns

• Internal red-brick chimney with leaded glass side lights Interior Features: • 11’3” ceiling height on both the main and second storey

• Oak herringbone parquet flooring with a boarder of inlaid mahogany in a Grecian design on the main floor (rare, original to the house and well preserved)

• Board and batten wood wainscoting, lathe and plaster walls

• Staircase with built in seating at the base, wood trim and substantial newel posts

• Brass door knobs and brass light switch plates with pearlized push buttons

• Working boiler in basement (dated 1913) and radiators serving the main and second floors

Sources:

New Westminster Planning Department New Westminster Public Library New Westminster Museum and Archives

• • • •

• •

•

•

•

•

• • •

• •

• •

•

•

• •

•

•

•

•

•

•

Attachment D

Architectural Drawings